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CC Resolution 2002-153 RESOLUTION NO. 2002-153 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING A ONE YEAR TIME EXTENSION FOR A 60 SINGLE FAMILY AND OTHER COMMON LOT SUBDIVISION ON 22.21 ACRES LOCATED AT THE SOUTHEAST CORNER OF AVENUE 54 AND PGA BOULEVARD CASE NO.: TENTATIVE TRACT MAP 29878, TIME EXTENSION #1 APPLICANT: KSL HOTEL LAND, LIMITED PARTNERSHIP Assessor's Parcel Numbers: 775-080-009 to -014 (formerly 775-080-002) Parcels I and A-F of Parcel Map 29799 WHEREAS, said Tentative Tract Map has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (as amended; Resolution 83-63 adopted by the La Quinta City Council) in that the City Council certified an Addendum to the PGA West EIR (State Clearinghouse No. 83062922; Environmental Assessment 83-009) pursuant to CEQA Guidelines § 15164 on October 3, 2000 by adoption of Resolution 2000-128. No changed circumstances, conditions or new information exists which require preparation of a subsequent EIR pursuant to Public Resources Code 21166; and WHEREAS, the City Council of La Quinta, California, did on the 3r~ day of October, 2000, adopt Resolution 2002-131 approving Tentative Tract Map 29878, subject to Findings and Conditions of Approval. Condition #4 required recordation of the subdivision map by October 3, 2002, unless a time extension is applied for and granted; and WHEREAS, on October 30, 2000, the site's underlying parcel map (PM 29799) was recorded establishing a 19.267 acre parcel and six perimeter lettered lots; and WHEREAS, the City Council of La Quinta, California, did on the 21sc day of November, 2000, adopt Resolution 2000-149 granting conditional approval of the final map and subdivision improvement agreement for TTM 29878, subject to certain requirements being met before recordation. The map has gone unrecorded; therefore, a time extension has been requested pursuant to Section 13.12.160 (Extensions of time for tentative maps) of the Municipal Code; and WHEREAS, on August 26, 2002, the Community Development Department mailed case file materials to all affected agencies for their review and comment. All written comments are on file with the Community Development Department; and Resolution No. 2002-153 Tentative Tract 29878, Time Extension #1 Adopted: November 19, 2002 Page 2 WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 8th day of October, 2002, hold a duly noticed Public Hearing to consider a one year time extension for Tentative Tract Map 29878, and on a 4-0 vote, adopted Resolution 2002-097, recommending to the City Council approval, subject to findings and conditions; and WHEREAS, the City mailed public hearing notices to all property owners within 500 feet of the project site on October 15, 2002, pursuant to Section 13.12.100 of the Subdivision Ordinance and published a notice in the Desert Sun newspaper on November 6, 2002. All written correspondence is on file with the Community Development Department; and WHEREAS, the City Council of the City of La Quinta, California, did on the 19th day of November, 2002, hold a duly noticed Public Hearing to consider a one year time extension for a 60 single family and other common lot subdivision on 22.21 acres located at the southeast corner of AvenUe 54 and PGA Boulevard within Specific Plan 83-002; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said City Council did make the following mandatory findings to approve said Time Extension for Tentative Tract Map 29878: Finding Number 1 - Consistency with the General Plan/Specific Plan The project is consistent with the City's General Plan Medium Density Residential land use designation of up to eight dwelling units per acre pursuant to General Plan Amendment 2000-070 and Specific Plan 83-002 (Amendment #4, Planning Unit #4). The Tentative Tract Map is consistent with the City's General Plan with the implementation of Conditions of Approval to provide for adequate storm water drainage. Finding Number 2 - Consistency of Design and Improvements The design and improvements of the proposed subdivision are consistent with the City's General Plan; the implementation of the recommended conditions of approval ensures proper street widths, perimeter walls, parking requirements, and timing of construction improvements. Resolution No. 2002-153 Tentative Tract 29878, Time Extension #1 Adopted: November 19, 2002 Page 3 Finding Number 3 - Consistency of Public Easements As conditioned, the design of the subdivision, or type of improvements, will not conflict with easements, acquired by the public at large, for access through, or use of, property within the subdivision. Finding Number 4 - Public Health and Safety The design of the subdivision and type of improvements, as conditioned, are not likely to cause serious public health problems, in that this issue was considered in Specific Plan 83-002 (Amendment #4) in which no significant health or safety impacts were identified for the proposed project. Finding Number 5 - Suitability of Site The design of the subdivision, or the proposed improvements, are not likely to cause substantial environmental damage, or substantially, and unavoidably injure fish or wildlife, or their habitat, in that SP 83-002 (Amendment #4) prepared for Tract 29878 did not identify any significant impacts for this issue as the site was graded 17 years ago. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the City Council in this case pursuant to Section 13.12.130 of the Municipal Code; 2. That it does hereby require compliance with Specific Plan 83-002 (Amendment #4), a golf-oriented residential development on 1,687_+ acr'es; 3. No changed circumstances, conditions or new information exists which would require the preparation of a subsequent EIR pursuant to Public Resources Code § 21166;and 4. That it approves a one year time extension for Tentative Tract Map 29878 for the reasons set forth in this Resolution and subject to the attached conditions. Resolution No. 2002-153 Tentative Tract 29878, Time Extension #1 Adopted: November 19, 2002 Page 4 PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Council held on this 19th day of November, 2002, by the following vote, to wit: AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Pe~a NOES: None ABSENT: None ABSTAIN: None City of~La Oui~nta~, acYa~;ornia ATTEST: IS City of La Quinta, California (City Seal) APPROVED AS TO FORM: M. KATHERINE JENSON, City Attorney City of La Quinta, California CITY COUNCIL RESOLUTION NO. 2002-153 CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT MAP 29878, 1ST TIME EXTENSION KSL LAND HOLDINGS, INC. NOVEMBER 19, 2002 GENERAL 1. The subdivider agrees to defend, indemnify, and hold harmless the City of La Quinta (the "City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this tentative map or any final map thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the subdivider of any claim, action or proceeding and shall cooperate fully in the defense. 2. Tentative Tract Map 29878 shall comply with the requirements and standards of § 66410 through 66499.58 of the California Government Code (the Subdivision Map Act) and Chapter 13 of the La Quinta Municipal Code (LQMC). 3. This Map shall expire on October 3, 2003, unless extended pursuant to the requirements of Section 13.12.160 of the Subdivision Ordinance. 4. Prior to the issuance of a grading, construction or building permit, the applicant shall obtain permits and/or clearances from the following public agencies: · Fire Marshal · Public Works Department (Grading Permit, Improvement Permit) · Community Development Department · Riverside Co. Environmental Health Department · Coachella Valley Unified School District · Coachella Valley Water District (CVWD) · Imperial Irrigation District (liD) · California Water Quality Control Board (CWQCB) The applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining City approval of the plans. Resolution No. 2002-153 Conditions of Approval - FINAL Tentative Tract Map 29878, 1't Time Extension KSL Land Holdings, Inc. Adopted: November 19, 2002 Page 2 The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit. For projects requiring project-specific NPDES construction permits, the applicant shall submit a copy of the CWQCB acknowledgment of the applicant's Notice of Intent prior to issuance of a grading or site construction permit. The applicant shall ensure that the required Storm Water Pollution Protection Plan is available for inspection at the project site. PROPERTY RIGHTS 5. Prior to approval of a final map, the applicant shall acquire or confer easements and other property rights required of the tentative map or otherwise necessary for construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction, and reconstruction of essential improvements. 6. The applicant shall dedicate or grant public and private street right of way and utility easements in conformance with the City's General Plan, Municipal Code, applicable specific plans, and as required by the City Engineer. 7. Right of way dedications required of this development include: A. PUBLIC STREETS - None required. B. PRIVATE STREETS 1) Residential: 31-foot width. On-street parking is prohibited and provisions shall be made for adequate off-street parking for residents and visitors. The CC&R's shall contain language requiring the Homeowner's Association to provide for ongoing enforcement of the restrictions. 2) Entry street: 45-foot width. C. CULS DE SAC 1) Public or Private: Use Riverside County Standard 800 (symmetric) or 800A (offset); Public - 45-foot radius, Private - 39.5-foot radius. Resolution No. 2002-153 Conditions of Approval - FINAL Tentative Tract Map 29878, 1't Time Extension KSL Land Holdings, Inc. Adopted: November 19, 2002 Page 3 8. Right of way geometry for knuckle turns and corner cut-backs shall conform with Riverside County Standard Drawings #801 and #805 respectively unless otherwise approved by the City Engineer. 9. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. 10. If the City Engineer determines that access rights to proposed street rights of way shown on the tentative map are necessary prior to approval of final maps dedicating the rights of way, the applicant shall grant the necessary rights of way within 60 days of written request by the City. 11. The applicant shall dedicate ten-foot public utility easements contiguous with and along both sides of all private streets. The easements may be reduced to five feet with the express concurrence of liD. 12. The applicant shall create perimeter setbacks along public rights of way as follows (listed setback depth is the average depth if meandering wall design is approved): A. PGA Boulevard: 20-feet B. Avenue 54: 20-feet The setback requirement applies to all frontage including, but not limited to, remainder parcels and sites dedicated for utility purposes. Where public facilities (e.g., sidewalks) are placed on privately-owned setbacks, the applicant shall dedicate blanket easements for those purposes. 13. The applicant shall dedicate easements necessary for placement of and access to utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas. 14. The applicant shall vacate abutter's rights of access to public streets and properties from all frontage along the streets and properties except access points shown on the approved tentative map. Resolution No. 2002-153 Conditions of Approval - FINAL Tentative Tract Map 29878, 1*t Time Extension KSL Land Holdings, Inc. Adopted: November 19, 2002 Page 4 15. The applicant shall furnish proof of easements or written permission, as appropriate, from owners of any abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments are to occur. 16. If the applicant proposes vacation or abandonment of any existing rights of way or access easements which will diminish access rights to any properties owned by others, the applicant shall provide approved alternate rights of way or access easements to those properties or notarized letters of consent from the property owners. 17. The applicant shall cause no easements to be granted or recorded over any portion of this property between the date of approval of this tentative map by the City Council and the date of recording of any final map(s) covering the same portion of the property unless such easements are approved by the City Engineer. FINAL MAP(S) AND PARCEL MAP(S) 18. Prior to approval of a final map, the applicant shall furnish accurate AutoCad files of the complete map, as approved by the City's map checker, on storage media acceptable to the City Engineer. The files shall utilize standard AutoCad menu items so they may be fully retrieved into a basic AutoCad program. If the map was not produced in AutoCad or a file format which can be converted to AutoCad, the City Engineer may accept raster-image files of the map. IMPROVEMENT PLANS As used throughout these conditions of approval, professional titles such as "engineer," "surveyor," and "architect" refer to persons currently certified or licensed to practice their respective professions in the State of California. 19. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and landscape architects, as appropriate. Plans shall be submitted on 24" x 36" media in the categories of "Rough Grading," "Precise Grading, .... Streets & Drainage," and "Landscaping." Precise grading plans shall have signature blocks for Community Development Director and the Building Official. All other plans shall have signature blocks for the City Engineer. Plans are not approved for construction until they are signed. Resolution No. 2002-153 Conditions of Approval - FINAL Tentative Tract Map 29878, 1't Time Extension KSL Land Holdings, Inc. Adopted: November 19, 2002 Page 5 "Streets and Drainage" plans shall normally include signals, sidewalks, bike paths, entry drives, gates, and parking lots. "Landscaping" plans shall normally include irrigation improvements, landscape lighting and entry monuments. "Precise Grading" plans shall normally include perimeter walls. Plans for improvements not listed above shall be in formats approved by the City Engineer. 20. The City may maintain standard plans, details and/or construction notes for elements of construction. For a fee established by City resolution, the applicant may acquire standard plan and/or detail sheets from the City. 21. When final plans are approved by the City, the applicant shall furnish accurate AutoCad files of the complete, approved plans on storage media acceptable to the City Engineer. The files shall utilize standard AutoCad menu items so they may be fully retrieved into a basic AutoCad program. At the completion of construction and prior to final acceptance of improvements, the applicant shall update the files to reflect as-constructed conditions. If the plans were not produced in AutoCad or a file format which can be converted to AutoCad, the City Engineer may accept raster-image files of the plans. IMPROVEMENT AGREEMENT 22. Depending on the timing of development of the lots or parcels created by this map and the status of off-site improvements at that time, the subdivider may be required to construct improvements, to construct additional improvements subject to reimbursement by others, to reimburse others who construct improvements that are obligations of this map, to secure the cost of the improvements for future construction by others, or a combination of these methods. In the event that any of the improvements required herein are constructed by the City, the Applicant shall, at the time of approval of a map or other development or building permit, reimburse the City for the cost of those improvements. Resolution No. 2002-153 Conditions of Approval - FINAL Tentative Tract Map 29878, 1" Time Extension KSL Land Holdings, Inc. Adopted: November 19, 2002 Page 6 23. The applicant shall construct improvements and/or satisfy obligations, or furnish an executed, secured agreement to construct improvements and/or satisfy obligations required by the City prior to approval of a final map or parcel map or issuance of a certificate of compliance for a waived parcel map. For secured agreements, security provided, and the release thereof, shall conform with Chapter 13, LQMC. Improvements to be made or agreed to shall include removal of any existing structures or obstructions which are not part of the proposed improvements. 24. If improvements are secured, the applicant shall provide estimates of improvement costs for checking and approval by the City Engineer. Estimates shall comply with the schedule of unit costs adopted by City resolution or ordinance. For items not listed in the City's schedule, estimates shall meet the approval of the City Engineer. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies. Security is not required for telephone, gas, or T.V. cable improvements. However, development-wide improvements shall not be agendized for final acceptance until the City receives confirmation from the telephone authority that the applicant has met all requirements for telephone service to lots within the development. 25. If improvements are phased with multiple final maps or other administrative approvals (e.g., Site Development Permits), off-site improvements and common improvements (e.g., retention basins, perimeter walls & landscaping, gates) shall be constructed or secured prior to approval of the first phase unless otherwise approved by the City Engineer. Improvements and obligations required of each phase shall be completed and satisfied prior to completion of homes or occupancy of permanent buildings within the phase and subsequent phases unless a construction phasing plan is approved by the City Engineer. 26. If the applicant fails to construct improvements or satisfy obligations in a timely manner or as specified in an approved phasing plan or in an improvement agreement, the City shall have the right to halt issuance of building permits or final building inspections, withhold other approvals related to the development of the project or call upon the surety to complete the improvements. Resolution No. 2002-153 Conditions of Approval - FINAL Tentative Tract Map 29878, 1't Time Extension KSL Land Holdings, Inc. Adopted: November 19, 2002 Page 7 GRADING 27. This development shall comply with Chapter 8.11 of the LOMC (Flood Hazard Regulations). If any portion of any proposed building lot in the development is or may be located within a flood hazard area as identified on the City's Flood Insurance Rate Maps, the development shall be graded to ensure that all floors and exterior fill (at the foundation) are above the level of the project (100-year) flood and building pads are compacted to 95% Proctor Density as required in Title 44 of the Code of Federal Regulations, Section 65.5(a) (6). Prior to issuance of building permits for lots which are so located, the applicant shall furnish certifications as required by FEMA that the above conditions have been met. 28. Prior to issuance of a grading permit, the applicant shall furnish a preliminary geotechnical ("soils") report and an approved grading plan prepared by a qualified engineer. The grading plan shall conform with the recommendations of the soils report and be certified as adequate by a soils engineer or engineering geologist. A statement shall appear on final maps (if any are required of this development) that a soils report has been prepared pursuant to Section 17953 of the Health and Safety Code. 29. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas outside the right of way unless otherwise approved by the City Engineer. 30. The applicant shall endeavor to minimize differences in elevation at abutting properties and between separate tracts and lots within this development. Building pad elevations on contiguous lots shall not differ by more than three feet except for lots within a tract or parcel map, but not sharing common street frontage, where the differential shall not exceed five feet. The limits given in this condition and the previous condition are not entitlements and more restrictive limits may be imposed in the map approval or plan checking process. If compliance with the limits is impractical, however, the City will consider alternatives which minimize safety concerns, maintenance difficulties and neighboring-owner dissatisfaction with the grade differential. Resolution No. 2002-153 Conditions of Approval - FINAL Tentative Tract Map 29878, 1~ Time Exteneion KSL Land Holdings, Inc. Adopted: November 19, 2002 Page 8 31. Prior to occupation of the project site for construction purposes, the applicant shall submit and receive approval of a fugitive dust control plan prepared in accordance with Chapter 6.16, LQMC. The Applicant shall furnish security, in a form acceptable to the city, in an amount sufficient to guarantee compliance with the provisions of the permit. 32. The applicant shall maintain graded, undeveloped land to prevent wind and water erosion of soils. The land shall be planted with interim landscaping or provided with other erosion control measures approved by the Community Development and Public Works Departments. 33. Prior to issuance of building permits, the applicant shall provide building pad certifications stamped and signed by qualified engineers or surveyors. For each pad, the certification shall list the approved elevation, the actual elevation, the difference between the two, if any, and pad compaction. The data shall be organized by lot number and listed cumulatively if submitted at different times. DRAINAGE The applicant shall comply with the provisions of Engineering Bulletin No. 97.03 and the following: 34. Stormwater falling on site during the peak 24-hour period of a 100-year storm (the design storm) shall be retained within the development unless otherwise approved by the City Engineer. The tributary drainage area shall extend to the centerline of adjacent public streets. 35. Stormwater shall normally be retained in common retention basins. Individual-lot basins or other retention schemes may be approved by the City Engineer for lots 2.5 acres in size or larger or where the use of common retention is impracticable. If individual-lot retention is approved, the applicant shall meet the individual-lot retention provisions of Chapter 13.24, LQMC. 36. Storm flow in excess of retention capacity shall be routed through a designated, unimpeded overflow outlet to the historic drainage relief route. 37. Storm drainage historically received from adjoining property shall be retained on site or passed through to the overflow outlet. Resolution No. 2002-153 Conditions of Approval - FINAL Tentative Tract Map 29878, 1'~ Time Extension KSL Land Holdings, Inc. Adopted: November 19, 2002 Page 9 38. Retention facility design shall be based on site-specific percolation data which shall be submitted for checking with the retention facility plans. The design percolation rate shall not exceed two inches per hour. 39. Retention basin slopes shall not exceed 3:1. Maximum retention depth shall be six feet for common basins and two feet for individual-lot retention. 40. Nuisance water shall be retained on site. In residential developments, nuisance water shall be disposed of in a trickling sand filter and leachfield approved by the City Engineer. The sand filter and leachfield shall be designed to contain surges of 3 gph/1,000 sq. ft. (of landscape area) and infiltrate 5 gpd/1,000 sq. ft. 41. In developments for which security will be provided by public safety entities (e.g., the La Quinta Safety Department or the Riverside County Sheriff's Department), retention basins shall be visible from adjacent street(s). No fence or wall shall be constructed around basins unless approved by the Community Development Director and the City Engineer. 42. If the applicant proposes discharge of stormwater directly or indirectly to the Coachella Valley Stormwater Channel, the applicant shall indemnify the City from the costs of any sampling and testing of the development's drainage discharge which may be required under the City's NPDES Permit or other City- or area-wide pollution prevention program, and for any other obligations and/or expenses which may arise from such discharge. The indemnification shall be executed and furnished to the City prior to issuance of any grading, construction or building permit and shall be binding on all heirs, executors, administrators, assigns, and successors in interest in the land within this tentative map excepting therefrom those portions required to be dedicated or deeded for public use. The form of the indemnification shall be acceptable to the City Attorney. If such discharge is approved for this development, the applicant shall make provisions in the CC&R's for meeting these potential obligations. 43. The tract shall be designed to accommodate purging and blowoff water from any on-site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. Resolution No. 2002-153 Conditions of Approval - FINAL Tentative Tract Map 29878, 1" Time Extension KSL Land Holdings, Inc, Adopted: November 19, 2002 Page 10 UTILITIES 44. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within the right of way and all above-ground utility structures including, but not limited to, traffic signal cabinets, electrical vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 45. Existing aerial lines within or adjacent to the proposed development and all proposed utilities shall be installed underground. Power lines exceeding 34.5 ky are exempt from this requirement. 46. Utilities shall be installed prior to overlying hardscape. For installation of utilities in existing, improved streets, the applicant shall comply with trench restoration requirements maintained or required by the City Engineer. The applicant shall provide certified reports of trench compaction for approval of the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 47. The applicant shall install the following street improvements to conform with the General Plan street type noted in parentheses. (Public street improvements shall conform with the City's General Plan in effect at the time of construction.) A. OFF-SITE STREETS 1) PGA Blvd. (Private Street): a. Remove existing median break and left-turn pocket located northerly of proposed project entry (Lot A) and reconstruct median island and landscaping. b. Remove existing curb returns located northerly of proposed project entry (Lot A) and reconstruct curb and gutter. Construct 8-foot wide sidewalk and perimeter landscaping. 2) Avenue 54 (Primary Arterial): Resolution No. 2002-153 Conditions of Approval - FINAL Tentative Tract Map 29878, 1't Time Extension KSL Land Holdings, Inc. Adopted: November 19, 2002 Page 11 a. Remove existing median break and left-turn pocket located approximately 600-feet easterly of the centerline of Jefferson Street/PGA Blvd. and reconstruct median island and landscaping. b. Remove existing curb returns located approximately 600-feet easterly of the centerline of Jefferson Street/PGA Blvd. and reconstruct curb and gutter. Construct 8-foot wide sidewalk and perimeter landscaping. B. PRIVATE STREETS 1) On-site streets: construct 28-foot wide full-width improvements (measured from gutter flowline to gutter flowline) within the 31-foot right of way. All on-site streets shall be constructed with "wedge" type curb design as approved by the City Engineer. 2) All on-street parking is prohibited and the applicant shall be required to provide for the perpetual enforcement of the restriction by the Homeowners' Association. C. CULS DE SAC 1) Use Riverside County Standard 800 (symmetric) or 800A (offset). Curb flowline shall be have a 38-foot. Entry drives, main interior circulation routes, turn knuckles, corner cutbacks, bus turnouts, dedicated turn lanes, and other features contained in the approved construction plans may warrant additional street widths as determined by the City Engineer. 48. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs, and sidewalks. Mid-block street lighting is not required. 49. The applicant may be required to extend improvements beyond development boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). Resolution No. 2002-153 Conditions of Approval - FINAL Tentative Tract Map 29878, 1" Time Extension KSL Land Holdings, Inc. Adopted: November 19, 2002 Page 12 50. Improvements shall be designed and constructed in accordance with the LQMC, adopted standards, supplemental drawings and specifications, and as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. 51. Knuckle turns and corner cut-backs shall conform with Riverside County Standard Drawings #801 and #805 respectively unless otherwise approved by the City Engineer. 52. Streets shall have vertical curbs or other approved curb configurations which convey water without ponding and provide lateral containment of dust and residue for street sweeping. If a wedge or rolled curb design is approved, the lip at the flowline shall be vertical (1/8" batter) and a minimum of 0.1' in height. Unused curb cuts on any lot shall be restored to normal curbing prior to final inspection of permanent building(s) on the lot. 53. The applicant shall design street pavement sections using Caltrans' design procedure (20-year life) and site-specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows (or approved equivalents for alternate materials): Residential & Parking Areas 3.0" a.c./4.50" c.a.b. Collector 4.0"/5.00" Secondary Arterial 4.0"/6.00" Primary Arterial 4.5"/6.00" Major Arterial 5.5 "/6. 50" 54. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. Resolution No. 2002-153 Conditions of Approval - FINAL Tentative Tract Map 29878, 1" Time Extension KSL Land Holdings, inc. Adopted: November 19, 2002 Page 13 55. The City will conduct final inspections of homes and other habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly-maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on-site streets are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the tract or when directed by the City, whichever comes first. 56. General access points and turning movements of traffic are limited to the following: A. PGA Blvd. - Main project entry, to be located approximately 1,000-feet southerly of Avenue 54 and will be allow full turning movement. The gated entrance shall be designed to include two incoming lanes and one exit lane with appropriate vehicle stacking capacity, subject to final approval by the City Engineer. B. Avenue 54 - Emergency access entry, to be located approximately 1,100 feet west of the centerline of Jefferson Street. This point of entry will be restricted to right-turn movements only. LANDSCAPING AND PERIMETER WALL 57. The applicant shall provide landscaping in required setbacks, retention basins, common lots, and park areas. 58. Landscape and irrigation plans shall be signed and stamped by a licensed landscape architect. The applicant shall submit plans for approval by the Community Development Department prior to plan checking by the Public Works Department. When plan checking is complete, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner prior to submitting for signature by the City Engineer. Plans are not approved for construction until signed by the City Engineer. Resolution No. 2002-153 Conditions of Approval - FINAL Tentative Tract Map 29878, 1't Time Extension KSL Land Holdings, Inc. Adopted: November 19, 2002 Page 14 59. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn shall be minimized with no lawn or spray irrigation within 18 inches of curbs along public streets. 60. Prior to issuance of a grading permit, the applicant shall provide calculations consistent with Chapter 8.13 (Water Efficient Landscaping) of the Municipal Code for development of the lake. QUALITY ASSURANCE 61. The applicant shall employ construction quality-assurance measures which meet the approval of the City Engineer. 62. The applicant shall employ or retain qualified civil engineers, geotechnical engineers, surveyors, or other appropriate professionals to provide sufficient construction supervision to be able to furnish and sign accurate record drawings. 63. The applicant shall arrange and bear the cost of measurement, sampling and testing procedures not included in the City's inspection program but required by the City as evidence that construction materials and methods comply with plans, specifications and applicable regulations. 64. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all improvement plans which were signed by the City. Each sheet shall be clearly marked "Record Drawings," "As-Built" or "As-Constructed" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy of the drawings. The applicant shall revise the CAD or raster-image files previously submitted to the City to reflect as-constructed conditions. MAINTENANCE 65. The applicant shall make provisions for continuous, perpetual maintenance of all on-site improvements, perimeter landscaping, access drives, and sidewalks. The applicant shall maintain required public improvements until expressly released from this responsibility by the appropriate public agency. Resolution No. 2002-153 Conditions of Approval - FINAL Tentative Tract Map 29878, 1't Time Extension KSL Land Holdings, inc. Adopted: November 19, 2002 Page 15 FEES AND DEPOSITS 66. The applicant shall pay the City's established fees for plan checking and construction inspection. Fee amounts shall be those in effect when the applicant makes application for plan checking and permits. 67. The applicant shall pay a cash fee to the City in the amount of $355,000 ($16,000/gross acre subdivided) to offset offsite improvement costs for improvements installed by KSL that are a requirement of Specific Plan 83-002 and benefit all developers in the specific plan area. A portion of the fee may be refunded if the actual amount of the pro-rata share, based on actual construction costs, is confirmed to be lower. The City will not release or distribute the reimbursement funds to KSL until the actual construction costs have been confirmed and the pro-rata share formula has been approved by the City. 68. Final maps under this tentative map shall be subject to the provisions of the Development Impact Fee program in effect at the time of final map approval. FIRE DEPARTMENT With respect to the conditions of approval for the above referenced land division, the Fire Department (760-863-8886) recommends the following fire protection measures be provided in accordance with La Quinta Municipal Code and/or Riverside County Fire Department protection standards: 69. Fire hydrants in accordance with CVWD Standard W-33 shall be located at each street intersection spaced not more than 330 feet apart in any direction with no portion of any lot frontage more than 165 feet from a fire hydrant. Minimum fire flow will be 1,000 g.p.m, for a two-hour duration at 20 psi. Blue dot reflectors shall be mounted in the middle of the streets directly in line with fire hydrants. 70. Prior to recordation of the final map, the applicant/developer shall furnish one blueline copy of the water system plans to the Fire Department for review and approval. Plans will conform to the fire hydrant types, location and spacing, and the system will meet the fire flow requirements. Plans will be approved and signed by a registered civil engineer and the local water company with the following certification: "1 certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department.' Resolution No. 2002-153 Conditions of Approval - FINAL Tentative Tract Map 29878, 1" Time Extension KSL Land Holdings, Inc. Adopted: November 19, 2002 Page 16 71. The required water system, including fire hydrants, will be installed and accepted by the appropriate water agency prior to any combustible building material being placed on an individual lot. 72. A temporary water supply for fire protection may be allowed for the construction of the model units only. Plans for a temporary water system must be submitted to the Fire Department for review prior to issuance of building permits. 73. Gates installed to restrict access shall be power operated and equipped with a Fire Department override system consisting of Knox Key Operated switches, series KS-2P with dust cover, mounted per recommended standard of the Knox Company. Improvement plans for the entry street and gates shall be submitted to the Fire Department for review/approval prior to installation. 74. Gate entrance and exit openings shall not be less than 16 feet in width. All gates shall be located at least 40 feet from the roadway and shall open to allow a vehicle to stop without obstructing traffic on the road. Gates shall have either a secondary power supply or an approved manual means to release mechanical control of the gate in the event of loss of primary power. 75. If public use type buildings are to be constructed, additional fire protection may be required. Fire flows and hydrant locations will be stipulated when building plans are reviewed by the Fire Department. 76. The minimum dimensions for fire apparatus access roads entering and exiting this project shall have an unobstructed width of not less than 20'-0" in each direction and an unobstructed vertical clearance of not less than 13'-6". SPECIAL 77. Letters from public agencies for this project shall become plan check requirements for final map preparation. 78. A paleontologist and archaeologist shall be present during grading and excavation of the proposed lake.